homequant
HDB · 160022

Blk 22 Havelock Rd

Project page · 99-year lease from 1969

Indicative value range
S$381,619 – S$390,418
Indicative mid S$387,238 · S$6,051 psm

Based on 6 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 2213 TO 1564 sqmS$380,000S$5,938 psm×1.000S$5,938 psm
Sept 2026Blk 2213 TO 1564 sqmS$388,000S$6,063 psm×1.000S$6,063 psm
May 2026Blk 2204 TO 0664 sqmS$360,000S$5,625 psm×1.000S$5,625 psm
Dec 2025Blk 2207 TO 0964 sqmS$408,000S$6,375 psm×0.996S$6,350 psm
Nov 2025Blk 2210 TO 1264 sqmS$388,000S$6,063 psm×0.996S$6,039 psm
Nov 2025Blk 2213 TO 1573 sqmS$448,000S$6,137 psm×0.996S$6,113 psm

How accurate is this estimate for Havelock Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 52 sales in Havelock Rd since.

Median error
4.2%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

9.76% gross yield

S$37,800 of rent a year against the estimate above · 0.48 points above flats like it

Homes like this rent for about S$3,150 a month, the middle of 42 approvals in the last year.

In Bukit Merah, flats of this type with 40 to 49 years of lease left yield 9.28%, from 25 blocks.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 2026223 ROOMS$2,900
Aug 2026523 ROOMS$3,900
Aug 2026523 ROOMS$3,900
Aug 2026523 ROOMS$3,100
Aug 2026223 ROOMS$2,500
Jul 2026523 ROOMS$4,200
Jul 2026523 ROOMS$3,800
Jul 2026553 ROOMS$3,500

median of 42 HDB rental approvals for 3 ROOM on Havelock Rd since 2025-10.

Buying or selling at S$387,238?

Buying: Stamp duty on S$387,238 · Cash and CPF needed on S$387,238 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$387,238.

Each opens with this figure filled in; change anything there.

Primary schools near 22 Havelock Rd

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 22 · 3 ROOM · 13 TO 15 · Standard · 42 years left
64 sqmS$380,000S$5,938 psm
Sept 2026
Blk 22 · 3 ROOM · 13 TO 15 · Standard · 42 years left
64 sqmS$388,000S$6,063 psm
May 2026
Blk 22 · 3 ROOM · 04 TO 06 · Standard · 42 years left
64 sqmS$360,000S$5,625 psm
Dec 2025
Blk 22 · 3 ROOM · 07 TO 09 · Standard · 43 years left
64 sqmS$408,000S$6,375 psm
Nov 2025
Blk 22 · 3 ROOM · 13 TO 15 · Standard · 43 years left
73 sqmS$448,000S$6,137 psm
Nov 2025
Blk 22 · 3 ROOM · 10 TO 12 · Standard · 43 years left
64 sqmS$388,000S$6,063 psm
Sept 2025
Blk 22 · 3 ROOM · 01 TO 03 · Standard · 43 years left
64 sqmS$388,000S$6,063 psm
Apr 2025
Blk 22 · 3 ROOM · 16 TO 18 · Standard · 43 years left
64 sqmS$400,000S$6,250 psm
Feb 2025
Blk 22 · 3 ROOM · 10 TO 12 · Standard · 44 years left
64 sqmS$373,888S$5,842 psm
Dec 2024
Blk 22 · 3 ROOM · 07 TO 09 · Standard · 44 years left
64 sqmS$395,000S$6,172 psm
Nov 2024
Blk 22 · 3 ROOM · 01 TO 03 · Standard · 44 years left
64 sqmS$410,000S$6,406 psm
Aug 2024
Blk 22 · 3 ROOM · 13 TO 15 · Standard · 44 years left
64 sqmS$370,000S$5,781 psm
Feb 2024
Blk 22 · 3 ROOM · 16 TO 18 · Standard · 45 years left
excluded: outlier
64 sqmS$400,000S$6,250 psm
Jul 2023
Blk 22 · 3 ROOM · 04 TO 06 · Standard · 45 years left
64 sqmS$345,000S$5,391 psm
Jun 2023
Blk 22 · 3 ROOM · 10 TO 12 · Standard · 45 years left
64 sqmS$350,000S$5,469 psm
May 2023
Blk 22 · 3 ROOM · 10 TO 12 · Standard · 45 years left
64 sqmS$380,000S$5,938 psm
May 2023
Blk 22 · 3 ROOM · 13 TO 15 · Standard · 45 years left
64 sqmS$345,000S$5,391 psm
Apr 2023
Blk 22 · 3 ROOM · 07 TO 09 · Standard · 45 years left
excluded: outlier
64 sqmS$348,000S$5,438 psm
Aug 2022
Blk 22 · 3 ROOM · 10 TO 12 · Standard · 46 years left
64 sqmS$330,000S$5,156 psm
Jul 2022
Blk 22 · 3 ROOM · 16 TO 18 · Standard · 46 years left
64 sqmS$380,000S$5,938 psm
Jul 2022
Blk 22 · 3 ROOM · 07 TO 09 · Standard · 46 years left
64 sqmS$345,000S$5,391 psm
Jan 2022
Blk 22 · 3 ROOM · 10 TO 12 · Standard · 47 years left
64 sqmS$345,000S$5,391 psm
See more

Showing 22 of 127.

Sale prices as filed in caveats.

Where the lease takes this

About 41 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years36 yearsS$361,481S$399,104S$432,238S$439,797

On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.